The Securities and Exchange Commission has not necessarily reviewed the information in this filing and has not determined if it is accurate and complete.
The reader should not assume that the information is accurate and complete.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 13F

FORM 13F INFORMATION TABLE
OMB APPROVAL
OMB Number: 3235-0006
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COLUMN 1 COLUMN 2 COLUMN 3 COLUMN 4 COLUMN 5 COLUMN 6 COLUMN 7 COLUMN 8
VALUE SHRS OR SH/ PUT/ INVESTMENT OTHER VOTING AUTHORITY
NAME OF ISSUER TITLE OF CLASS CUSIP FIGI (to the nearest dollar) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
3M CO COM 88579Y101   2,074,424 13,934 SH   SOLE 0 0 0 13,934
ABBOTT LABS COM 002824100   895,867 7,569 SH   SOLE 0 0 0 7,569
ABBVIE INC COM 00287Y109   540,799 3,336 SH   SOLE 0 0 0 3,336
AIRBNB INC COM CL A 009066101   6,236,090 36,307 SH   SOLE 0 0 0 36,307
AKEBIA THERAPEUTICS INC COM 00972D105   19,732 27,486 SH   SOLE 0 0 0 27,486
ALIBABA GROUP HLDG LTD SPONSORED ADS 01609W102   2,751,878 25,293 SH   SOLE 0 0 0 25,293
ALPHABET INC CAP STK CL C 02079K107   13,252,738 4,745 SH   SOLE 0 0 0 4,745
ALPHABET INC CAP STK CL A 02079K305   12,783,085 4,596 SH   SOLE 0 0 0 4,596
ALTRIA GROUP INC COM 02209S103   2,546,561 48,738 SH   SOLE 0 0 0 48,738
AMAZON COM INC COM 023135106   13,496,193 4,140 SH   SOLE 0 0 0 4,140
AMERICAN EXPRESS CO COM 025816109   4,870,789 26,047 SH   SOLE 0 0 0 26,047
AMERIPRISE FINL INC COM 03076C106   1,381,656 4,600 SH   SOLE 0 0 0 4,600
APPLE INC COM 037833100   13,397,301 76,727 SH   SOLE 0 0 0 76,727
AVALARA INC COM 05338G106   5,594,154 56,217 SH   SOLE 0 0 0 56,217
BANCO SANTANDER S.A. ADR 05964H105   45,691 13,518 SH   SOLE 0 0 0 13,518
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702   11,306,531 32,038 SH   SOLE 0 0 0 32,038
BK OF AMERICA CORP COM 060505104   1,276,419 30,966 SH   SOLE 0 0 0 30,966
BOOKING HOLDINGS INC COM 09857L108   2,987,228 1,272 SH   SOLE 0 0 0 1,272
BOSTON PROPERTIES INC COM 101121101   1,559,146 12,105 SH   SOLE 0 0 0 12,105
BRINKS CO COM 109696104   2,468,495 36,301 SH   SOLE 0 0 0 36,301
BRISTOL-MYERS SQUIBB CO COM 110122108   353,976 4,847 SH   SOLE 0 0 0 4,847
BRITISH AMERN TOB PLC SPONSORED ADR 110448107   252,960 6,000 SH   SOLE 0 0 0 6,000
CADENCE DESIGN SYSTEM INC COM 127387108   825,754 5,021 SH   SOLE 0 0 0 5,021
CAMDEN PPTY TR SH BEN INT 133131102   3,477,636 20,924 SH   SOLE 0 0 0 20,924
CHEVRON CORP NEW COM 166764100   13,125,386 80,608 SH   SOLE 0 0 0 80,608
CISCO SYS INC COM 17275R102   460,020 8,250 SH   SOLE 0 0 0 8,250
CITIGROUP INC COM NEW 172967424   13,679,278 256,166 SH   SOLE 0 0 0 256,166
COCA COLA CO COM 191216100   408,456 6,588 SH   SOLE 0 0 0 6,588
COLGATE PALMOLIVE CO COM 194162103   853,088 11,250 SH   SOLE 0 0 0 11,250
CONAGRA BRANDS INC COM 205887102   3,906,867 116,380 SH   SOLE 0 0 0 116,380
DEVON ENERGY CORP NEW COM 25179M103   8,026,323 135,740 SH   SOLE 0 0 0 135,740
DIAGEO PLC SPON ADR NEW 25243Q205   1,847,806 9,096 SH   SOLE 0 0 0 9,096
DISNEY WALT CO COM 254687106   1,122,362 8,183 SH   SOLE 0 0 0 8,183
DOMINION ENERGY INC COM 25746U109   2,372,910 27,926 SH   SOLE 0 0 0 27,926
DUKE ENERGY CORP NEW COM NEW 26441C204   1,403,472 12,569 SH   SOLE 0 0 0 12,569
ELANCO ANIMAL HEALTH INC COM 28414H103   9,378,703 359,475 SH   SOLE 0 0 0 359,475
ELECTRONIC ARTS INC COM 285512109   2,785,133 22,015 SH   SOLE 0 0 0 22,015
EMPIRE ST RLTY OP L P UNIT LTD PRTNSP 292102100   131,608 13,450 SH   SOLE 0 0 0 13,450
EMPIRE ST RLTY TR INC CL A 292104106   147,300 15,000 SH   SOLE 0 0 0 15,000
EXXON MOBIL CORP COM 30231G102   1,442,352 17,464 SH   SOLE 0 0 0 17,464
FLYWIRE CORPORATION COM VTG 302492103   2,061,734 67,421 SH   SOLE 0 0 0 67,421
GAMING & LEISURE PPTYS INC COM 36467J108   1,541,279 32,842 SH   SOLE 0 0 0 32,842
GENERAL ELECTRIC CO COM NEW 369604301   7,959,938 86,994 SH   SOLE 0 0 0 86,994
GENERAL MLS INC COM 370334104   2,891,415 42,697 SH   SOLE 0 0 0 42,697
GLOBAL X FDS GLB X MLP ENRG I 37954Y293   266,103 6,229 SH   SOLE 0 0 0 6,229
GOLDMAN SACHS ETF TR ACCES TREASURY 381430529   6,608,133 66,121 SH   SOLE 0 0 0 66,121
GOLDMAN SACHS GROUP INC COM 38141G104   14,686,759 44,492 SH   SOLE 0 0 0 44,492
GRUPO AVAL ACCIONES Y VALORE SPONSORED ADS 40053W101   80,535 17,700 SH   SOLE 0 0 0 17,700
HEALTHCARE RLTY TR COM 421946104   1,603,393 58,348 SH   SOLE 0 0 0 58,348
HEALTHCARE TR AMER INC CL A NEW 42225P501   1,752,436 55,917 SH   SOLE 0 0 0 55,917
HILTON WORLDWIDE HLDGS INC COM 43300A203   7,200,973 47,456 SH   SOLE 0 0 0 47,456
HOME DEPOT INC COM 437076102   331,358 1,107 SH   SOLE 0 0 0 1,107
INTERNATIONAL BUSINESS MACHS COM 459200101   1,396,620 10,742 SH   SOLE 0 0 0 10,742
INVESCO QQQ TR UNIT SER 1 46090E103   203,022 560 SH   SOLE 0 0 0 560
IQVIA HLDGS INC COM 46266C105   14,888,999 64,396 SH   SOLE 0 0 0 64,396
ISHARES GOLD TR ISHARES NEW 464285204   14,023,833 380,772 SH   SOLE 0 0 0 380,772
ISHARES TR ISHS 5-10YR INVT 464288638   2,350,686 42,841 SH   SOLE 0 0 0 42,841
ISHARES TR CORE 1 5 YR USD 46432F859   481,256 9,931 SH   SOLE 0 0 0 9,931
ISHARES TR ASIA 50 ETF 464288430   5,700,888 83,067 SH   SOLE 0 0 0 83,067
ISHARES TR FLTG RATE NT ETF 46429B655   344,546 6,820 SH   SOLE 0 0 0 6,820
ISHARES TR RUSSELL 2000 ETF 464287655   697,325 3,397 SH   SOLE 0 0 0 3,397
ISHARES TR ISHARES BIOTECH 464287556   9,904,379 76,012 SH   SOLE 0 0 0 76,012
J P MORGAN EXCHANGE-TRADED F BETABULDRS JAPAN 46641Q217   371,569 7,323 SH   SOLE 0 0 0 7,323
JOHNSON & JOHNSON COM 478160104   939,851 5,303 SH   SOLE 0 0 0 5,303
JPMORGAN CHASE & CO COM 46625H100   16,295,774 119,541 SH   SOLE 0 0 0 119,541
KELLOGG CO COM 487836108   1,885,793 29,242 SH   SOLE 0 0 0 29,242
KINDER MORGAN INC DEL COM 49456B101   6,071,449 321,071 SH   SOLE 0 0 0 321,071
KRANESHARES TR CSI CHI INTERNET 500767306   708,380 24,847 SH   SOLE 0 0 0 24,847
LOCKHEED MARTIN CORP COM 539830109   4,725,365 10,705 SH   SOLE 0 0 0 10,705
M & T BK CORP COM 55261F104   1,502,644 8,865 SH   SOLE 0 0 0 8,865
MERCK & CO INC COM 58933Y105   10,542,326 128,487 SH   SOLE 0 0 0 128,487
META PLATFORMS INC CL A 30303M102   7,709,221 34,670 SH   SOLE 0 0 0 34,670
MICRON TECHNOLOGY INC COM 595112103   233,670 3,000 SH   SOLE 0 0 0 3,000
MICROSOFT CORP COM 594918104   23,409,405 75,928 SH   SOLE 0 0 0 75,928
MID-AMER APT CMNTYS INC COM 59522J103   3,627,758 17,320 SH   SOLE 0 0 0 17,320
MONDELEZ INTL INC CL A 609207105   1,396,792 22,249 SH   SOLE 0 0 0 22,249
NUVEEN MUN VALUE FD INC COM 670928100   396,047 41,341 SH   SOLE 0 0 0 41,341
NVIDIA CORPORATION COM 67066G104   982,296 3,600 SH   SOLE 0 0 0 3,600
PALANTIR TECHNOLOGIES INC CL A 69608A108   3,682,043 268,175 SH   SOLE 0 0 0 268,175
PARAMOUNT GLOBAL CLASS B COM 92556H206   1,448,576 38,312 SH   SOLE 0 0 0 38,312
PAYPAL HLDGS INC COM 70450Y103   12,045,179 104,152 SH   SOLE 0 0 0 104,152
PENTAIR PLC SHS G7S00T104   216,840 4,000 SH   SOLE 0 0 0 4,000
PEPSICO INC COM 713448108   1,945,458 11,623 SH   SOLE 0 0 0 11,623
PETROLEO BRASILEIRO SA PETRO SPONSORED ADR 71654V408   296,000 20,000 SH   SOLE 0 0 0 20,000
PFIZER INC COM 717081103   13,102,789 253,096 SH   SOLE 0 0 0 253,096
PHILIP MORRIS INTL INC COM 718172109   19,506,246 207,646 SH   SOLE 0 0 0 207,646
PIMCO ETF TR ENHAN SHRT MA AC 72201R833   1,833,429 18,305 SH   SOLE 0 0 0 18,305
PROCTER AND GAMBLE CO COM 742718109   17,990,289 117,737 SH   SOLE 0 0 0 117,737
PROLOGIS INC. COM 74340W103   771,713 4,779 SH   SOLE 0 0 0 4,779
SALESFORCE COM INC COM 79466L302   4,492,904 21,161 SH   SOLE 0 0 0 21,161
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797   3,165,795 40,129 SH   SOLE 0 0 0 40,129
SELECT SECTOR SPDR TR RL EST SEL SEC 81369Y860   265,277 5,490 SH   SOLE 0 0 0 5,490
SELECT SECTOR SPDR TR ENERGY 81369Y506   10,517,783 137,595 SH   SOLE 0 0 0 137,595
SELECT SECTOR SPDR TR FINANCIAL 81369Y605   2,787,244 72,736 SH   SOLE 0 0 0 72,736
SELECT SECTOR SPDR TR SBI CONS STPLS 81369Y308   840,026 11,069 SH   SOLE 0 0 0 11,069
SIMON PPTY GROUP INC NEW COM 828806109   7,470,058 56,781 SH   SOLE 0 0 0 56,781
SOUTHERN CO COM 842587107   2,781,959 38,367 SH   SOLE 0 0 0 38,367
SPDR S&P 500 ETF TR TR UNIT 78462F103   9,586,511 21,226 SH   SOLE 0 0 0 21,226
SPDR S&P MIDCAP 400 ETF TR UTSER1 S&PDCRP 78467Y107   15,766,109 32,146 SH   SOLE 0 0 0 32,146
SPDR SER TR BLOOMBERG 1-3 MO 78468R663   4,064,978 44,460 SH   SOLE 0 0 0 44,460
TAKE-TWO INTERACTIVE SOFTWAR COM 874054109   2,291,495 14,905 SH   SOLE 0 0 0 14,905
TARGET CORP COM 87612E106   346,555 1,633 SH   SOLE 0 0 0 1,633
TOTALENERGIES SE SPONSORED ADS 89151E109   858,927 16,995 SH   SOLE 0 0 0 16,995
UBER TECHNOLOGIES INC COM 90353T100   600,780 16,838 SH   SOLE 0 0 0 16,838
UNILEVER PLC SPON ADR NEW 904767704   2,348,436 51,535 SH   SOLE 0 0 0 51,535
UNION PAC CORP COM 907818108   847,586 3,102 SH   SOLE 0 0 0 3,102
UNITEDHEALTH GROUP INC COM 91324P102   270,284 530 SH   SOLE 0 0 0 530
VANECK ETF TRUST PHARMACEUTCL ETF 92189F692   203,388 2,550 SH   SOLE 0 0 0 2,550
VANGUARD BD INDEX FDS SHORT TRM BOND 921937827   2,180,811 27,995 SH   SOLE 0 0 0 27,995
VANGUARD INDEX FDS MID CAP ETF 922908629   354,382 1,490 SH   SOLE 0 0 0 1,490
VANGUARD INDEX FDS S&P 500 ETF SHS 922908363   3,639,380 8,766 SH   SOLE 0 0 0 8,766
VANGUARD INTL EQUITY INDEX F ALLWRLD EX US 922042775   2,400,294 41,679 SH   SOLE 0 0 0 41,679
VANGUARD INTL EQUITY INDEX F FTSE EMR MKT ETF 922042858   270,783 5,870 SH   SOLE 0 0 0 5,870
VANGUARD SCOTTSDALE FDS SHORT TERM TREAS 92206C102   848,485 14,318 SH   SOLE 0 0 0 14,318
VANGUARD SPECIALIZED FUNDS DIV APP ETF 921908844   213,565 1,317 SH   SOLE 0 0 0 1,317
VANGUARD TAX-MANAGED INTL FD FTSE DEV MKT ETF 921943858   1,189,367 24,763 SH   SOLE 0 0 0 24,763
VANGUARD WORLD FDS COMM SRVC ETF 92204A884   1,198,699 9,985 SH   SOLE 0 0 0 9,985
VANGUARD WORLD FDS HEALTH CAR ETF 92204A504   1,093,071 4,297 SH   SOLE 0 0 0 4,297
VERIZON COMMUNICATIONS INC COM 92343V104   10,250,789 201,233 SH   SOLE 0 0 0 201,233
VISA INC COM CL A 92826C839   5,524,069 24,909 SH   SOLE 0 0 0 24,909
VISTA OUTDOOR INC COM 928377100   356,900 10,000 SH   SOLE 0 0 0 10,000
VORNADO RLTY TR SH BEN INT 929042109   6,765,913 149,292 SH   SOLE 0 0 0 149,292
WALMART INC COM 931142103   2,122,154 14,250 SH   SOLE 0 0 0 14,250
ZIMMER BIOMET HOLDINGS INC COM 98956P102   11,083,461 86,657 SH   SOLE 0 0 0 86,657
ZOETIS INC CL A 98978V103   3,696,741 19,602 SH   SOLE 0 0 0 19,602